112 Overbrook St · Pickens, SC 29671

$92,900

2 bd · 1.0 ba · 909 sqft · SingleFamily public records · 199 Days on market

Built 1905 0.40 ac lot Est $168k · 45% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.2/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The list price is not indicative of the seller's final reserve amount. This property is part of an online bidding event; please visit Auction.com to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold "as is" and no for sale sign allowed.

Key facts

• 0.4 acre lot
• Built 1905
• Listed 199 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $93k).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 1.8% in Pickens — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#33 in SC, #4,762 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D, crime D, commute F.
• Pickens 01 (rural): math 42% / reading 50% proficiency, ranked #21 of 80 in SC (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 173 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,440 units permitted in Pickens County in 2024 (245 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $642 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pickens County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $27k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $93k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $168,165
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Overbrook St	0.00mi	2/1.0	909 (0%)	1mo	$86,000	$95	99
301 Railroad St	0.11mi	2/1.0	950 (+4%)	21mo	$85,000	$89	70
303 Planer St	0.05mi	1/1.0 (-1)	983 (+8%)	16mo	$169,000	$172	66
109 E Smith Dr	0.68mi	2/1.0	866 (-5%)	14mo	$165,000	$191	49
508 Pumpkintown Hwy	0.63mi	2/1.0	1,010 (+11%)	7mo	$187,000	$185	46
102 Homeland Rd	0.33mi	3/2.0 (+1)	1,032 (+14%)	20mo	$240,000	$233	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-5,897
• Equity at exit: $13,852

10-year hold

• IRR: 3.5%
• Equity multiple: 1.26×
• Total profit: $6,635
• Equity at exit: $8,032

Cash invested: $26,012 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29671

• Home prices YoY: -11.8%
• Active inventory: 173
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$487
• Tax from tax record: −$81 /mo · $969/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $144

Break-even live

Break-even rent $768

Max offer price $92,900

Occupancy floor 80%

Sensitivity live

Price	-10% $196	-5% $170	+0% $144	+5% $118	+10% $91
Rent	-10% $69	-5% $106	+0% $144	+5% $181	+10% $219
Rate	-1.0pp $191	-0.5pp $168	base $144	+0.5pp $120	+1.0pp $95

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $23,225
• Closing costs: $2,787
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Northway Dr Pickens, SC	2.0–3.0	1.0–1.5	1025	$950	$0.93	12d	4	0.93mi

Listing history 13 events

1. 2026-04-27
   status Pending
2. 2026-03-20
   price $92,900
3. 2026-03-12
   price $105,000
4. 2025-10-10
   listed $119,900 Active
5. 2025-09-15
   soldstatus $50,240 Sold 306-char remark

   Show marketing remark (306 chars)

   The list price is not indicative of the seller's final reserve amount. This property is part of an online bidding event; please visit Auction.com to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold "as is" and no for sale sign allowed.

6. 2025-08-22
   status Under Contract 306-char remark

   Show marketing remark (306 chars)

   The list price is not indicative of the seller's final reserve amount. This property is part of an online bidding event; please visit Auction.com to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold "as is" and no for sale sign allowed.

7. 2025-08-04
   price $84,903 306-char remark

   Show marketing remark (306 chars)

   The list price is not indicative of the seller's final reserve amount. This property is part of an online bidding event; please visit Auction.com to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold "as is" and no for sale sign allowed.

8. 2025-07-16
   listed $1 New 306-char remark

   Show marketing remark (306 chars)

   The list price is not indicative of the seller's final reserve amount. This property is part of an online bidding event; please visit Auction.com to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold "as is" and no for sale sign allowed.

9. 2021-07-23
   soldstatus $30,000
10. 2019-03-12
    soldstatus $32,000 Sold 203-char remark

    Show marketing remark (203 chars)

    Great investment or starter home located in Pickens SC . This home features 1 bedroom and 1 bathroom , with the potential of a 2nd bedroom . Don't miss your opportunity to view this one before its gone .

11. 2019-02-20
    status Pending 203-char remark

    Show marketing remark (203 chars)

    Great investment or starter home located in Pickens SC . This home features 1 bedroom and 1 bathroom , with the potential of a 2nd bedroom . Don't miss your opportunity to view this one before its gone .

12. 2019-02-09
    listed $39,900 Active 203-char remark

    Show marketing remark (203 chars)

    Great investment or starter home located in Pickens SC . This home features 1 bedroom and 1 bathroom , with the potential of a 2nd bedroom . Don't miss your opportunity to view this one before its gone .

13. 1980-03-04
    soldstatus $14,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $969 · $81/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,400
• − Mortgage interest: −$5,204
• − Property taxes: −$969
• − Insurance: −$464
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$2,703
• Taxable income: $236
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $1,670/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Pickens 01
• NCES district ID: 4503330
• Math proficiency: 42% ▼ -11.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $42,534
• Composite: 38.73/100
• National rank: #4130
• State rank: #21 of 80 in SC

Livability — Pickens

• Score: 74/100
• State rank: #33
• US rank: #4762

Category grades

Amenities A+ Commute F Cost of living A+ Crime D Employment F Housing A+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pickens, SC
• Population (ZIP): 19,210

Population outlook (Pickens County) Hauer SSP2

• Today (2025): 126,530 people
• By 2030: 128,780 · +1.8%
• By 2040: 132,151 · +4.4%
• By 2050: 133,800 · +5.7%
• By 2075: 137,594 · +8.7%
• By 2100: 139,784 · +10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 6% Two or more races 3% Asian 1% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Pickens

• 2024 margin: Solid R (+52.7) · D 23.0% · R 75.6% · Other 1.4%
• 2008→2024 swing: -6.4pp toward R · 2008: -46.2pp · 2024: -52.7pp
• All cycles: 2024: R+52.7 2020: R+50.9 2016: R+52.7 2012: R+49.0 2008: R+46.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.29%
• Current HPI: 307.8618
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+563.6% since first listed

13 events — show timeline

• 2026-04-27 Pending — WUMLS
• 2026-03-20 Price Changed $92,900 WUMLS
• 2026-03-12 Price Changed $105,000 WUMLS
• 2025-10-10 Listed $119,900 WUMLS
• 2025-09-15 Sold (MLS) $50,240 GAMLS
• 2025-08-22 Pending — GAMLS
• 2025-08-04 Price Changed $84,903 GAMLS
• 2025-07-16 Listed $1 GAMLS
• 2021-07-23 Sold (Public Records) $30,000 Public Records
• 2019-03-12 Sold (MLS) $32,000 Greater Greenville MLS
• 2019-02-20 Pending — Greater Greenville MLS
• 2019-02-09 Listed $39,900 Greater Greenville MLS
• 1980-03-04 Sold (Public Records) $14,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $969 · +9.0% YoY. Source: county tax records.